Owner-Occupied vs Investor Neighborhoods in Nassau County
Who owns a neighborhood tells you how it will behave: homesteaded blocks turn over slowly and vote for the HOA budget; investor-heavy ones rent, flip and swing with the market. Florida publishes the answer parcel by parcel on the county property appraiser’s roll, and this page rolls it up for every Nassau County community we track — the homestead share (owner-occupancy), the estimated non-owner-occupied share, out-of-state owners and LLC/trust ownership.
Across 179 Nassau County communities and 39,908 residential parcels on the 2025 Florida DOR roll, 62% of homes are homesteaded — the owner-occupancy proxy — and 38% are not; 12% are owned from out of state and 14% are held by an LLC, corporation or trust. Oaks At Bristol is the most owner-occupied community in the county at 90%; Liberty Cove the most investor-held at 0% homesteaded.
Most owner-occupied communities in Nassau County
| Community | City | Homesteaded | Non-owner-occupied | Parcels | Built (median) |
|---|---|---|---|---|---|
| Oaks At Bristol | Yulee | 90% | 10% | 51 | 2016 |
| Parkview | Fernandina Beach | 88% | 12% | 51 | 2011 |
| Turning Leaf | Callahan | 88% | 12% | 50 | 2011 |
| Selva Verda | Fernandina Beach | 88% | 12% | 66 | 1985 |
| Riverside S/d | Fernandina Beach | 88% | 12% | 48 | 1993 |
| Parkway North | Fernandina Beach | 86% | 14% | 64 | 1997 |
| Buckhead | Bryceville | 85% | 15% | 79 | 2007 |
| Gray Gables | Callahan | 85% | 15% | 33 | 1996 |
| Ocean Oaks | Fernandina Beach | 85% | 15% | 52 | 1998 |
| Coastal Oaks at Fernandina Beach | Fernandina Beach | 84% | 16% | 58 | 2018 |
| 5115 Parkway | Fernandina Beach | 83% | 17% | 84 | 1992 |
| Harrison Cove | Fernandina Beach | 83% | 17% | 36 | 2003 |
| Sound Point | Fernandina Beach | 83% | 17% | 89 | 2001 |
| Lofton Oaks | Yulee | 82% | 18% | 96 | 1995 |
| Hills At Thomas Creek | Callahan | 82% | 18% | 50 | 1996 |
| Ocean Reach | Fernandina Beach | 82% | 18% | 122 | 1998 |
| Grove Park | Fernandina Beach | 82% | 18% | 33 | 1980 |
| Pirates Wood | Yulee | 82% | 18% | 141 | 1987 |
| Arnold Ridge | Yulee | 81% | 19% | 43 | 2004 |
| Southern Glen | Hilliard | 81% | 19% | 32 | 2005 |
| Piney Island | Fernandina Beach | 81% | 19% | 127 | 1995 |
| Summer Beach | Fernandina Beach | 81% | 19% | 108 | 1997 |
| Ratliff | Callahan | 80% | 20% | 264 | 1995 |
| Cushing Creek Estates | Callahan | 80% | 20% | 105 | 1998 |
| Meares Meadows | Callahan | 80% | 20% | 105 | 1998 |
Most investor-held communities
Lowest homestead share — rentals, second homes and flips concentrate here.
| Community | City | Homesteaded | Non-owner-occupied | LLC / trust | Parcels |
|---|---|---|---|---|---|
| Liberty Cove | Yulee | 0% | 100% | 100% | 65 |
| Turtle Dunes | Amelia Island | 3% | 97% | 33% | 58 |
| Sandcastle Condo | Fernandina Beach | 4% | 96% | 36% | 44 |
| Ship Watch | Fernandina Beach | 10% | 90% | 30% | 94 |
| Sea Dunes | Fernandina Beach | 10% | 90% | 45% | 58 |
| Forest Ridge Village | Fernandina Beach | 12% | 88% | 15% | 102 |
| Beach Walker Village | Fernandina Beach | 22% | 78% | 30% | 188 |
| Courtside Villas | Fernandina Beach | 26% | 74% | 30% | 86 |
| Courtside Village | Amelia Island | 26% | 74% | 30% | 86 |
| American Beach | Fernandina Beach | 30% | 70% | 21% | 125 |
| Piper Dunes | Amelia Island | 32% | 68% | 37% | 54 |
| Concourse Crossing | Fernandina Beach | 32% | 68% | 11% | 167 |
| Deep Creek Plantation | Bryceville | 33% | 67% | 4% | 46 |
| Del Webb Wildlight | Yulee | 33% | 67% | 53% | 539 |
| Blackrock Road | Yulee | 37% | 63% | 54% | 331 |
| Beachwood Village | Fernandina Beach | 37% | 63% | 28% | 276 |
| Georgia's Fdna Beach | Fernandina Beach | 40% | 60% | 26% | 719 |
| Amelia Bay Estates | Fernandina Beach | 42% | 58% | 6% | 33 |
| Tributary | Yulee | 43% | 57% | 32% | 566 |
| Mariners Walk Villas | Fernandina Beach | 43% | 57% | 13% | 30 |
| Seaview | Fernandina Beach | 45% | 55% | 24% | 753 |
| Dunes Club Villas | Fernandina Beach | 46% | 54% | 36% | 56 |
| Ellis Landing | Fernandina Beach | 47% | 53% | 23% | 772 |
| Yulee Heights | Yulee | 49% | 51% | 13% | 45 |
| Southern Pines | Hilliard | 50% | 50% | 10% | 131 |
Most out-of-state owners
| Community | City | Out-of-state | Homesteaded | Parcels |
|---|---|---|---|---|
| Sea Dunes | Fernandina Beach | 76% | 10% | 58 |
| Ship Watch | Fernandina Beach | 72% | 10% | 94 |
| Turtle Dunes | Amelia Island | 67% | 3% | 58 |
| Beach Walker Village | Fernandina Beach | 60% | 22% | 188 |
| Sandcastle Condo | Fernandina Beach | 57% | 4% | 44 |
| Forest Ridge Village | Fernandina Beach | 55% | 12% | 102 |
| Courtside Villas | Fernandina Beach | 55% | 26% | 86 |
| Courtside Village | Amelia Island | 55% | 26% | 86 |
| Blackrock Road | Yulee | 51% | 37% | 331 |
| Beachwood Village | Fernandina Beach | 45% | 37% | 276 |
| Piper Dunes | Amelia Island | 44% | 32% | 54 |
| Mariners Walk Villas | Fernandina Beach | 40% | 43% | 30 |
| Captains Court Villas | Fernandina Beach | 38% | 60% | 87 |
| Georgia's Fdna Beach | Fernandina Beach | 33% | 40% | 719 |
| Dunes Club Villas | Fernandina Beach | 32% | 46% | 56 |
Highest LLC, corporate or trust ownership
| Community | City | LLC / trust | Homesteaded | Parcels |
|---|---|---|---|---|
| Liberty Cove | Yulee | 100% | 0% | 65 |
| Blackrock Road | Yulee | 54% | 37% | 331 |
| Del Webb Wildlight | Yulee | 53% | 33% | 539 |
| Sea Dunes | Fernandina Beach | 45% | 10% | 58 |
| Piper Dunes | Amelia Island | 37% | 32% | 54 |
| Sandcastle Condo | Fernandina Beach | 36% | 4% | 44 |
| Dunes Club Villas | Fernandina Beach | 36% | 46% | 56 |
| Captains Court Villas | Fernandina Beach | 34% | 60% | 87 |
| Lofton Creek | Yulee | 34% | 50% | 107 |
| Turtle Dunes | Amelia Island | 33% | 3% | 58 |
| Tributary | Yulee | 32% | 43% | 566 |
| Courtside Villas | Fernandina Beach | 30% | 26% | 86 |
| Courtside Village | Amelia Island | 30% | 26% | 86 |
| Ship Watch | Fernandina Beach | 30% | 10% | 94 |
| Beach Walker Village | Fernandina Beach | 30% | 22% | 188 |
How to read this
Homestead exemption is claimed by owners who live in the home as their primary residence, so the homestead share is a close proxy for owner-occupancy; the non-owner-occupied estimate is its complement adjusted for parcels that cannot claim it. Out-of-state and LLC/trust shares come from the owner mailing address and owner name on the roll. Communities are matched to parcels by subdivision and street; figures are for the parcels matched (n shown), not necessarily every home. Source: Florida Department of Revenue NAL assessment roll, 2025, compiled by Momentum Research, October 2026. Back to homes for sale in Nassau County.